I understand the desire to move ahead, but closing is the critical event.

That will open up what must be a fairly dark dining area, and improve the front corner.I'd definitely leave those nice big french doors AND the deck, that's a very desirable feature off a great room, and extends your living space.

But keep in mind, even then, it doesn't necessarily have to be a desirable neighborhood or the nicest property because if a note is performing, it's performing.

Today I am house hacking a gorgeous duplex in Lakewood, Ohio and just purchased another SF on a highly desirable street for a major rehab that I am starting very soon.  

This will take you to a list of the counties in that state, click on the desired county or type the city and state or zip code into the box below and it will tell you which county to click on.Once at the right county, you will find the links to the local property assessor's site, register of deeds/clerk of courts, tax collector's site, along with mapping and gis sites etc along with phone numbers to their offices if they don't have a site.  

IMO, it's not about increasing cash flow, but adding services to make your rental more desirable than others.

Decas manages a lot of houses for local and out of state investors and seem to do a good job.Mega Agent Rental Management - Located down 280, Mega Agent Rental Management, much like Alabama Rental Managers, manages a lot of very desirable homes.

Your market will determine whether the extra bed/bath ( my guess) or the garage is more desirable, but get it permitted if you convert.

Asking if this is realistic, is hard for anyone to answer except you, because no one actually knows your drive and your willingness to put the effort forward to achieve the results you desire."

It seems like a lot of houses for sale get multiple offers and sell above the listing price, especially turnkey homes in desirable neighborhoods.